We have sat with enough first-time buyers to notice the same handful of mistakes come up again and again. None of them are complicated to avoid once you know to look for them.
1. Getting loan pre-approval after falling in love with a flat
Shortlisting a flat before knowing your realistic loan eligibility leads to disappointment or rushed compromises. Get pre-approved first, then shop within that range.
2. Skipping the site visit at different times of day
A flat that looks quiet on a Sunday afternoon showing can be very different on a weekday evening. Visit more than once, at different times, before deciding.
3. Underestimating total cost beyond the sale price
Stamp duty, registration, society transfer charges, brokerage, and interior costs can add 10-15% on top of the flat price. Buyers who budget only for the sale price often scramble at the last stage.
4. Not reading the full sale agreement
Carpet area, possession date penalties, and amenity commitments are often buried in agreement clauses that buyers skim past. These clauses matter far more after possession than before.
5. Going in without independent representation
Relying solely on the seller's broker, who is paid to close the deal in the seller's favour, means no one is specifically looking out for the buyer's interests during negotiation.
Avoiding these five is largely why buyer representation exists as a service — someone whose only job in the transaction is protecting your side of it.